The Impacts of Land Tenure The Impacts of Land Tenure Security on Self-Help Housing Security on Self-Help Housing and Community Assets. and Community Assets.

Case: Case:

Bandarharjo Squatter, SemarangBandarharjo Squatter, Semarang

WISWAKHARMAN

Consultanting Firm

Andy Siswanto, Ir.,M.Arch., M.S., PhD.

The Mayor Agreement on designating the neighboorhood as renewal project.

Bandarharjo SquatterThe largest, Densest, Most indecent, Most notorious Neighbourhood in Central Java Province5000 HH, 16.000 people)

Ruang terbuka Tempat Anak Bermain/Jalan Terbesar:Cumi2 Raya/TPS Kota

• 92% temporary Housing,• 43% sinking Houses• 67% of the area is

Floaded 7-8hours/day

Di Masa Lalu

DARI PERMUKIMAN TERKUMUH KE MASYARAKAT MADANI YANG MANDIRI

CIVIL SOCIETY

ACTIVE SOCIETY

SOCIETAL LEARNING

CBO’sCOMMUNITY

PARTICIPATION

•KSM Baktijaya 01•KSM Baktijaya 02•KSM Baktijaya 03•KSM Pancangsari•KSM UB Serbaguna•KSM Relokasi Pasar•KSM Lantai Dasar Rusun•KSM Pengelolaan Ikan

•Vision dan Mission•Self Survey•Problem•Planning•Design•Programming•Budgeting•Management•Maintenance•etcENABLEMENT

(TRIBINA)

PerumIntro .Str

PerekonomUsaha

Tujuan

Sasaran

Metoda

Strategi

Community authorization to AS as their representative to negotiate the community program with the local and central government.

Social Capital

Development

P ro g ra m P em b a n g u n a n F isik B a n d a rh a rjo

P rog ra m B a n g u n a n J u m la h L o k a si

1 . G L D P e m b a n g u n a n ru m a h b a ru

(T r ig u n a d a n n o n trig u n a )

R e h a b ilita s i ru m a h

F a s il i ta s U m u m , s o s ia l , e k o n o m i.

2 5 7 u n it

6 6 u n it

1 5 0 0 m 2

R W . 0 2

R W . 0 2

R W . 0 2

2 . P e ru m a h a n R u m a h c o n to h

R u m a h S u su n ta h a p II

1 0 u n it

2 8 3 u n it

R W . 0 2 , R T. 0 1

J l .H a s a n u d in

3 . S m a ll C re d it

S c h e m e

P e rb a ik a n ru m a h

R u m a h se h a t m e la lu i d a n a b e rg u lir

1 0 u n it R W 0 3 d a n RW

0 5

4 . S u p ra s tru k tu r

E k o n o m ir

P a sa r

P e m a n g g a n g a n ik a n “ K o p in ”

P e n g g a ra m a n ik a n “ K o p in ”

W o rk s h o p jo k d a n p e rk a y u a n

L a n ta i d a s a r R u su n

G e d u n g K o p e ra s i

3 0 0 0 m 2

1 6 5 0 m 2

1 0 0 0 m 2

2 3 5 0 m 2

4 3 k io s

1 u n it

R W 0 2

K a li S e m a ra n g

K a li S e m a ra n g

K a li S e m a ra n g

R u s u n Ta h a p I

R W 0 4

5 . S u p ra s tru k tu r

so s ia l

H u m a n R e s o u rc e D e v e lo p m e n t

G e d u n g P e r te m u a n A re a G L D

1 u n it

1 u n it

JL . H a s a n u d in

R W . 0 8

6 . In fra s tru k tu r Ja la n

D ra in a g e

Je m b a ta n

S a m p a h

A ir b e rs ih

1 0 5 0 0 m ’

2 0 0 0 0 m ’

R W . 0 3 - RW .0 7

R W . 0 2 - RW . 0 7

J l .H a s a n u d in-

Ta n a h M a s

Master Plan ENCLAVE ELIMINATION:

The Integration of neighbourhood Space

Structure, Infrastructure, Social and Economics with

the Urban System

HOUSING PROGRAM

Rusun//Flats

Couples/Row Houses

Guided Self-Help New Housing

Self-Help Rehabilitation

SOCIAL AND COMMERCIAL

FACILITIES

GUIDED LAND DEVELOMENT

UPGRADING

ZONA INDUSTRI KECIL: : Jok, Kret, Mangut, Makanan, Bengkel, Garbage Recycling

Rumah Susun

Rumah Susun

Self-Help Housing through Small Credit Schemes for Temporary

Sinking Houses

Committed Land

Sharing/Readjustment

Security of Land Tenure

Ilegal Occupation

Chaotic Pattern of

Occupation

GLD

Evaluasi Masyarakat BandarharjoCommunity Self – Evaluation

27 Mei 1999

Economy:

1993

Neighbourhood Economic: Isolated Open, consumers come

Below Poverty Line : 90% : 40%

Underemplyed/Unemployment: 90% : 15%

30% Sektor Informal10% Unemployed/Discouraged Worker,

Formal Sector : 10%Fishermen, craftmen, manufactture labor

60%New jobs as Police, businessmen, civil servants, etc

Financial Institutions: N/A Many credit institutions BKK, BRI, Koperasi, KPR, Taskin, etc

Trading with outside: Very limited Developing

Business Trust: Very Low Getting better

1999

Social Cultural Conditions:Dari “Barutikung”, ke “Tikungbaru”

1993 1999

Neighbourhood Image : Criminal Enclave Fading......

To the city: Threatening, You come there, you die reassuring

Habit: Drink, gamble, fight Penyimpangan Sosial Berkurang Drastis

Education Level: extreemly low Tingkat Pendidikan Meningkat

Labor skill: Very low Buruh Berkeahlian Meningkat

Attitude: Despair Remaja Lebih Antusias dengan Masa Depan Mereka

Childreen: Neglacted Anak – anak Lebih Terperhatikan

Life: Semrawut Kehidupan Jauh Lebih Tertata

Job Applications: False Address Melamar Kerja Sudah MulaiBerani Mencantumkan Alamat Bandarharjo

Housing Condition:1993

Threath: Displacement Secured

Pattern: chaotic orderly

willingness to rehabilitate: low high

To build new houses: Hesitant Strong-minded

Land Value:Rp.20.000,-/M2 Rp.150.000,-/M2............Rp.400,000,-/M2

Contruction: sinking Stable

Living: Miserable Contented, comfortable

Self-Esteem as residents: Sunken

Environment: Unhealthy Healthier

Land/Space Use: Conflicting More harmoneous

1999...................................2009

43% sinking houses, 67% area is flood Stable housees, no floodProud

40% non-permanent.........5% non permanentStructure: 92% non-permanent

1993

Road/Drainage/Traffic Road/Drainage/Traffic

waving flat

flooded drained

No form formed

No hierarchy hierarichal

Cut-off Linked to the urban system

Drain community income for repairing Cost-effective

Difficult and costly for transportation Much cheaper

Dark at night Lighted

Frequent Traffic Accidents Safer traffics

:

1999

Kondisi 6 Tahun Yang Lalu

Plantation: Die LiveLandscaping: no effort Good effort: Trees, shrubs, flower

Kondisi Tahun 1999

Social /Cultural Facilities:Only 1 musholla,

1 Kindergarten and

1 elementery school.

Social /Cultural Facilities:

Religious Facilities 31 units,: Mosque 5 unit Mushola 25 unit Gereja 1

unit Educational Facilities 23 units

Kindergarten 5 unit

Elementary School 7 unit

Junior High School 1 unit

Trainning Institutes 9 unit

Library 1 unit

Healthcare Facilities 17 units Community Healthcare C 1 unit

Polyclinics 2

unit Posyandu 12

unit Physicians 2

unit Community Halls 2 units

1993

WATER: from wells :

Quality: Salted, Coloured, Dirty

WATERHydrant, Artetis, Public Water CompanyQuality: Hygenic

Cost: very expensive cheap

Distance to get: Far Close by

Water managed by: trader Community

1999

Lingkungan dan Infrastuktur1993

Drainage Drainage

Flood Drained

Streesful Life Peaceful

Damaging property harmless

Damaging furniture and equipment Less maintenance

Can not work Work more efficiently

Trigger diseases Much lessen

stink No stink

Breed mosquitos much lessen

Pompa, pembersihan got dll, dipelihara oleh organisasi masyarakat secara swadaya

1999

1993

Sanitasi Sanitasi

Buang Air:Di Rawa, Sungai, Genangan, Selokan

Buang Air:Di MCK, Di Rumah (Jamban Keluarga),Septic Tank Keluarga

Polusi dan Bau Bersih, Mulai Bebas Polusi / Bau

1999

Saat ini

Prosentase Di Bawah Garis

Kemiskinan: 11%Survey BKKBN Desember 2001

Yang sudah diselesaikan 2000 s/d 2002

-Sertifikasi Tanah untuk Ribuan Keluarga

- Pembangunan Fasilitas / Bengkel Usaha / Koperasi

- Pengembangan Perpustakaan

- Dana Bergulir untuk Pembangunan/Perbaikan Rumah: 1,2 Milyar

- Melanjutkan Pelatihan Usaha

- Pemberdayaan Bakul Pasar

- Lapangan Olah Raga

-Pengembangan Swadaya Toko di Bawah Rusun-Pendidikan Komputer untuk Anak Terlantar-Usaha Recycling Sampah

517%

1987%

Housing Asset Dev

Social Capital Dev.

Legalization fo Assets

Economic Capital Dev

BEFORE AFTER

Willingness to do Self-Help Housing

Level of land securityIllegal Occupation on publc land

Illegal Occupation On private landRenting from powerful Illegal Occupants

Illegal Occupation but aknowledged with land use designationIllegal Occupation but aknowledged as resident of N

Illegal Occupation but served with state water supply, utility and infrastructure

Land is secured/Title

Urban Services ProvisionWaterRoad

Electricity/gasDrainageSanitationTransport

Social facilitiesCultural Facilities

The more land is scured and Urban Services are provided,

• the higher the land price and property assets,

• the more community increment assets accrued.

• The higher community affordability,

• The more community willingness to do the self-help housing

•KSM Baktijaya 01•KSM Baktijaya 02•KSM Baktijaya 03•KSM Pancangsari•KSM UB Serbaguna•KSM Relokasi Pasar•KSM Lantai Dasar Rusun•KSM Pengelolaan Ikan•Pada saat ini, telah berkembang menajdi sekitar 40 KSM, spt “TIRTO SAMUDRO, PAGUYUBAN RUMAH AMBLES, PAG. BAKUL, DLL

Active Community

Diagram-1: Community Participation and its Goals.

A redifiniton/A civil society is the agglomeration of the organized, active and learned community

CIVIL SOCIETY

LEARNED COMMUNITY

SOCIETAL LEARNING

CBO’sCOMMUNITY

PARTICIPATION

•Self Survey•Problem Formulation•Vision dan Mission•Planning•Design•Programming•Budgeting•Management•Maintenance•etc

ENABLEMENTEconomic,Social andHousing

Development

PerumIntro .Str

PerekonomUsaha

Tujuan

Sasaran

Metoda

Strategi

Organized Community

Andy Siswanto

Diagram-2:The Role of

Urban (Development) Planning/Design/Management?

• Structuring Partnership (with CBOs as the Enabling Targets/Core Stakeholder)

• Developing the Community Social, Economic and Housing Assets

• Instrument for wealth creation• Equitable Urban Resource Redistribution

Andy Siswanto

Enablement Wisdom

• Confusius:

You hear, you forget

You see, you remember

You do, you understand

• With Love, Sincerety and Trust